7.1 Gweddill y Ceisiadau Remainder Applications Rhif y Cais: 19C232E/FR Application Number Ymgeisydd Applicant RVDL Developments Ltd Cais llawn ar gyfer dymchwel yr adeilad presennol ynghyd a chodi gwesty ag uned defnydd masnachol (Dosbarth A3) newydd yn ei le yn / Full application for demolition of the existing shop together with the erection of a hotel and a commercial unit (Class A3) in its place at 55 Market Street, Caergybi/Holyhead Planning Committee: 05/09/2018 Report of Head of Regulation and Economic Development Service (DPJ) Recommendation: Permit Reason for Reporting to Committee: At the request of the Local Member Cllr Shaun Redmond 1. Proposal and Site: The building subject to this planning application is located centrally in Holyhead town centre in close proximity to the Celtic Gateway bridge and cotemporary developments on this approach to the town centre. The building has elevations facing both Victoria Road and Market Street. Its use currently falls within Use Class A1 (Shop) and the building was previously occupied by “Woolworths”. The ground floor shop onto Market Street has been used for retailing periodically and in recent months, the lower and upper floors of the building remain largely underutilised, formerly having been used as a goods loading areas and staff facilities. The building has 6-storeys in total and the rear extends down to a sub-basement level at Victoria Road, externally the elevation visible on this northern elevation is of a functional flat roof type appearance comparable with properties either side. The ground floor level above facing onto Market Street has a shopfront of some 24 metres designed characteristic of the former “Woolworths” brand. The upper floors of the building facing Market Street currently has a 3-storey and a 2-storey section and the external walls have a traditional rendered finish, sash type windows and a slated roof, all of which would have been provided in more recent years as part of the refurbishment of the building, most likely as part of a public sector regeneration scheme. Externally this part of the building visible from Market Street is of similar appearance to other properties in the street which are also within the conservation area. The proposals entails the complete demolition of the existing building in its entirety and it’s redevelopment for a 119 bedroom hotel development on the basement to second floor levels with a café or restaurant (A3 Use) also incorporated on the ground floor onto Market Street. Whilst there are 6 storeys in total in the proposed development the sub-basement is shown on the submitted plans as a void (with a potential future SuDs storage area) and this level does not form part of the proposed use being applied for. No car parking is proposed in connection with the proposed development. Onto Market Street the proposed building will be of 3-storeys entirely. The plans have been amended recently so that original traditional sash type windows from the existing building are retained on those parts of the building which are currently 2 storeys, with more contemporary windows introduced on that part of the new building which is being raised from 2 to 3 storeys. A contemporary design of 6 storeys with extensive glazing is proposed onto Victoria Road. In terms of external materials render will be used on the elevation facing Market Street with standing seam profile zinc proposed to the pitched roof and the vertical cladding down to the third floor at the rear facing Victoria Road. A powder coated aluminium finish is proposed for the shopfront onto Market Street. A cast stone type cladding is proposed on the vertical structural elements onto Victoria Road. 2. Key Issue(s) The application’s key issues are: - Acceptability of the Proposal in a Town Centre Location. - The Acceptability of the Development in a C2 Flood Risk Zone - Does the Proposal Preserve or Enhance the Conservation Area - Highway and Sustainable Transport Considerations. 3. Main Policies Anglesey and Gwynedd Joint Local Development Plan 2011 – 2026 PS 1: Welsh Language and Culture ISA 1: Infrastructure Provision PS 4: Sustainable Transport, Development and Accessibility TRA 2: Parking Standards TRA 4: Managing Transport Impacts PS 5: Sustainable Development PS 6: Alleviating and Adapting to the Effects of Climate Change PCYFF 1: Development Boundaries PCYFF 2: Development Criteria PCYFF 3: Design and Place Shaping PCYFF 4: Design and Landscaping PCYFF 6: Water Conservation AMG 5: Local Biodiversity Conservation PS 19: Conserving and where appropriate Enhancing the Natural Environment PS 20: Preserving and where appropriate Enhancing Heritage Assets AT 1 Conservation areas, World Heritage Sites and Registered Historic Landscapes, Parks and Gardens. PS 15: Town Centres and Retail MAN 1: Proposed Town Centre Developments MAN 2: Primary Retail Areas (Retail Core) • Policy PS 20: Preserving and where appropriate enhancing heritage assets, and the protection of non-designated buildings of architectural/ historic/ cultural merit in line with Policy AT 1: Conservation areas, World Heritage Sites and Registered Historic Landscapes, Parks and Gardens. • Policy PCYFF 3: Design and Place Shaping. • Policy MAN 1: Proposed Town Centre Developments. Planning Policy Wales (Edition 9, November 2016) Technical Advice Note (TAN) 4: Retail and Commercial Development (2016) Technical Advice Note (TAN) 5: Nature Conservation and Planning (2009) Technical Advice Note (TAN) 12: Design (2016) Technical Advice Note (TAN) 15: Development and Flood Risk (2004) Technical Advice Note (TAN) 18: Transport (2007) Technical Advice Note (TAN) 20: Planning and the Welsh Language (2017) Technical Advice Note (TAN) 23: Economic Development (2014) Technical Advice Note (TAN) 24: The Historic Environment (2017) IOCC Deign Guide for the urban and Rural Environment (2008) “SPG Design Guide” Holyhead Central Character Appraisal SPG was adopted in 2005 4. Response to Consultation and Publicity Councillor Shaun James Redmond – Requested that the application be referred to the Planning and Orders Committee because: 1. Over 50% of the rooms have no window. 2. Capacity of existing car parks. 3. If grants are being sought there is an issue of displacement. 4. Effect on existing local business in the B&B and catering industry. 5. Need for a condition of tourist/business guests only. No DSS or housing need guests. 6. Further change of use to commercial is contrary to raising the retail potential of Holyhead town centre. Town Council – Councillors stated that they were aware of objections from other bed and breakfast establishments in the town which could have an impact on their business and that as the site was in a prominent part of the retail sector of the town and there should be minimum disruption to Market Street and other businesses in the vicinity. Highways – Conditional permission. Heritage Adviser – Supportive of the amended scheme subject to the conditions recommended. Satisfied that the proposal conserves and enhances the conservation area. Does not consider that the proposal will have a material impact on the setting of the railway station building which is a grade II listed building (Cadw Ref. 14739). Drainage – Comments awaited at the time of writing. Ecological and Environmental Adviser - The emergence survey indicates that bats are not present in the building but the mitigation measures in respect of bats and birds in the report should be followed. Economic Development Unit – The former Woolworths closed in 2010 and apart from temporary uses the building has been empty since then. The prospect of a permanent employment use on this important site in the middle of the town is welcomed. The nature of the existing building with a large an unattractive extension added in the 20th century means that the building is not suitable for a lot of uses and that its redevelopment is necessary. Despite this there are parts of the original building which continue to make an important contribution to the character and appearance of the town centre which is being promoted on the basis of its history and it is important that the new building fits in with its surroundings. Our opinion on the proposal subject to the development is: - The use is suitable on the site and will bring activity and jobs to an empty site. - It will contribute positively to the regeneration of Holyhead town centre. - Will create temporary construction jobs. There have been local concerns about the high number of bedrooms in the development and that these will be used for residential purposes which would create social problems, planning conditions need to ensure that this does not occur. Having considered all material considerations I consider that the application should be supported and the developer should be asked to: 1. Agree the detailed external design of the building. 2. To reflect the character and culture in the new hotel including the use of Welsh in signage, historical names and so on. 3. Employ local people and to discuss this with local agencies such as Mon CF. 4. To attempt to ensure a local supply chain in relation to the construction of the development and the supply of the hotel. Empty Homes Officer – No observations. Environmental Services Environmental considerations in relation to construction times, demolition, rock breaking, ventilation and extraction are listed. Gwynedd Archaeological Planning Service “GAPS” - Comments awaited at the time of writing. Joint Planning Policy Unit “JPPU” - Comments awaited at the time of writing. Natural Resources Wales Flooding - The planning application proposes highly vulnerable development which is partially located in Zone C2 of the Development Advice Map (DAM) contained in Technical Advice Note 15 Development and Flood Risk (TAN15). As your Authority is aware, planning policy set out in paragraph 6.2 of TAN15 advises that “highly vulnerable development and emergency services should not be permitted’. A planning decision to permit development would therefore be contrary to planning policy advice.